14 November 12, 2014 Public Hearing APPLICANT: KING FARMS, LLC

Transcription

1 14 November 12, 2014 Public Hearing APPLICANT: KING FARMS, LLC PROPERTY OWNER: & PAMELA K. GRAY, STEVEN A. GRAY STAFF PLANNER: Carolyn A.K. Smith REQUEST: (a) Change of Zoning (AG-1 & AG-2 Agricultural Districts to Conditional PD-H2 with a R-20 Residential District overlay) (b) Floodplain Variance to Section 4.10 of the Floodplain Ordinance, fill within the Floodplain Subject to Special Restrictions ADDRESS / DESCRIPTION: 2852 West Neck Road GPINS: ELECTION DISTRICT: PRINCESS ANNE SITE SIZE: acres AICUZ: db DNL/Sub Area 2, Less than 65 db DNL BACKGROUND / DETAILS OF PROPOSAL Background The applicant s family has owned a large portion of this property since 1950 and completed acquisition of the farm in Currently, most of the site is cultivated fields with forested areas on the eastern portions of the farm, closest to West Neck Creek. There is a fenced-in single grave site on the property. The applicant proposes to rezone the 158-acre farm, currently zoned AG-1 & AG-2 Agricultural Districts, to Conditional PD-H2 with an R-20 Residential District overlay in order to construct up to 153 single family dwellings clustered within five neighborhoods. Encroachment into the Special Flood Hazard Area present on the site is planned for small sections of roadway and for some of the open space amenities; therefore, a Floodplain Variance is also requested. A small portion of the northwest section of the property, 7.2 acres, lies within the db DNL noise zone, Sub Area 2. Page 1

2 Details The site is within the Transition Area, the area of the City that serves as a transition from the more dense suburban area to Virginia Beach s rural south. The proffered concept plan depicts a variable width dedication totaling 7.5 acres of the farm for future roadway improvements along West Neck Road. Two ingress/egress points are proposed for the development along West Neck Road. Right and left turn lanes are proposed at the southern entrance and a left turn lane is proposed at the northern entrance. As indicated on the submitted conceptual plan, the entrance medians for the development will be planted with a mixture of canopy and understory/ornamental trees, evergreen and ornamental shrubs, grasses and groundcovers. Also planned is a 10-foot wide publically accessible trail along West Neck Road, designed for future connections to adjacent properties. Beyond that, a 150-foot wide Transition Area buffer along the right-of-way is proposed. This vegetated buffer will be maintained by the Property Owners Association. A Landscape Plan for the entire property is proffered to be completed and submitted during final site plan review. It should be noted that some portions of the interior street layout do not meet the geometrics requirements of the Public Works Standards and will need to be addressed during final site plan review. Consistent with the recommendations for the Comprehensive Plan and the Transition Area Guidelines, the plan depicts 57 percent of the property or acres as open space. These open space areas are proposed as a mix of passive and active recreation areas including: natural areas of woods and wetlands, wildflower meadows, athletic fields, bike/pedestrian trails, and a playground. The proffer agreement specifically prohibits lighting for nighttime recreation in the open space areas. Approximately 54 acres are within the Special Flood Hazard Area, defined as the land in the floodplain subject to a one percent or greater chance of being flooded in any given year. No homes are proposed to be constructed within this floodplain. A small impact of up to two percent of the total floodplain is planned - specifically, the Floodplain Variance request is to place approximately 8,300 cubic feet of fill on the property. Portions of the floodplain will be graded for the installation of the open space amenities playing fields, tot lot, trails. According to the applicant s engineer, the addition of fill material is also necessary in order to raise small sections of the proposed roadways above the Special Flood Hazard Area, thereby ensuring safe vehicular passage and emergency vehicle access throughout the neighborhood during storm events. Based on the presented layout, without fill placed in the floodplain at two sections of the proposed interior road up to 26 homes could be completely isolated during a significant storm event. The Land Use Plan outlined in Proffer 9 stipulates minimum lot size, setbacks, maximum height and lot coverage requirements for the 153 parcels within the five new neighborhoods. The proffer agreement requires all dwellings to have at least a two-car garage and to meet a minimum square footage based on the neighborhood. Consistent with the Transition Area Design Guidelines, the minimum lot sizes vary from 8,000 square feet to 12,000 square feet. In addition, all structures, including fencing within the community, must be approved by an Architectural Review Committee of the mandatory membership property owners association. The submitted elevations depict several examples of the style of homes proposed as well as provide a graphic representation of the proffered exterior building materials to include the use of brick, stone, cement fiberboard, stucco and cedar shake. These quasi-transitional designed homes are depicted with high-quality architectural elements and detailing such as: usable front porches; appropriately scaled and varied roof lines; small pane windows; extra wide pillars and trim, brackets and trim work; and, changes in roof and facade materials. Page 2

3 LAND USE AND COMPREHENSIVE PLAN EXISTING LAND USE: single family dwellings, cultivated fields SURROUNDING LAND USE AND ZONING: North: Single family dwellings, woods / AG-1 & AG-2 Agricultural Districts South: Cultivated fields, woods, cemetery / AG-1 & AG-2 Agricultural Districts East: Wooded marsh / AG-1 Agricultural District West: West Neck Road Single family dwellings, golf course/residential community / PD-H1, P-1 Preservation District, Conditional R-20 Residential District NATURAL RESOURCE AND CULTURAL FEATURES: The site is within the Southern Watersheds Management Area (SWMA) and has Special Flood Hazard Area and jurisdictional wetland impacts. No encroachment into the SWMA 50-foot buffer is permitted without a variance. All land within the 50-foot buffer is proposed to be managed by the property owners association as common open space. A small portion of the Special Flood Hazard Area is proposed to be re-graded for the open space amenities and filled in order to construct a portion of the roadway. In terms of jurisdictional wetlands, the United States Army Corps of Engineers has approved the delineation but has not yet issued a permit for the proposed impacts. These are wetlands that are regulated by State and Federal agencies. The applicant s engineer has informed Staff that a permit will be sought once final engineering plans are prepared and the exact impacts to wetlands are determined. Approval by the City does not relieve the property owner of responsibility of meeting all State and Federal regulations. East of the subject property is the West Neck Creek Natural Area. As a valuable aesthetic resource, the West Neck Creek Natural Area offers opportunity for passive recreational uses, such as hiking, fishing, bird watching, nature observation and photography. COMPREHENSIVE PLAN: The Comprehensive Plan designates this property as being within the Transition Area. The Transition Area serves as a unique land use buffer between the low-density Rural Area from the more densely developed Suburban Area. Within the Transition Area, the Plan calls for development patterns that promote open space, low per acre density and preservation of natural features. Discretionary development proposals within the Transition Area, according to the Plan, should be well-planned, cluster residential development at densities no more than one dwelling unit per acre. New development should incorporate the specific planning and design principles established in the Transition Area Design Guidelines as well as adhere to the provisions of the Oceana Land Use Conformity and AICUZ programs. As the property is within Sub-area 2 of the db DNL Noise Zone, discretionary development applications for residential uses must be proposed at a density similar to or lower than that of surrounding properties having a similar use and no greater than recommended by the Comprehensive Plan; and that the proposal conform to the applicable provisions of the Comprehensive Plan and its development guidelines. The Comprehensive Plan purposely recommends a lower density for new development in the Transition Area. This lower density minimizes the level of impact on existing public infrastructure; avoids Page 3

4 the need for the higher level and more expensive improvements associated with urban development; and, in keeping with the intent of the Green Line, ensures that citizens in other parts of the city will not be subsidizing capital improvements to support higher density development in rural Virginia Beach. The Comprehensive Plan states that Development in the Transition Area is not to be considered as a continuation of the higher density growth as experienced in the in the northern urban area. The Transition Area is viewed not as a continuation of the urban areas to the north or the rural areas to the south, but as a transitional zone between the two. To further this concept, the Transition Area Guidelines and Matrix were established and to ensure that growth in this area is suited to the character of the area and respectful of environmental features. As the farm is located within the Transition Area, the applicant briefed the Transition Area/ITA Citizens Advisory Committee Development Design Review Subcommittee. Out of that Subcommittee came the following comments: Worthy of commending are: the 150 foot Transition Area buffer, the 120 foot right-of-way dedication for future roadway improvements, the six-miles of hiking and biking trails with connectivity, the excess open space acreage beyond the minimum recommended by the Transition Area Guidelines and the connection to City water and sewer. The number of lots should be reduced in the development in order to increase the size of the less than 10,000 square feet lots and provide more contiguous open space and open space views on these lots and within the development, or apply minor changes to lot layout to place the majority of the smaller lots along the areas that front or back to open space. This development will significantly increase traffic volume on this rural road comprised of two lanes bordered by deep drainage ditches. While flow of traffic may not be disrupted by the addition of more traffic to this roadway from the King s Landing development, a safety issue is imminent as this is now a frequent route of travel for inexperienced drivers using that road to access the new Kellam High School. IMPACT ON CITY SERVICES MASTER TRANSPORTATION PLAN (MTP) / CAPITAL IMPROVEMENT PROGRAM (CIP): West Neck Road is a two-lane road transitioning from a suburban minor arterial to a rural road; planning documents and past CIPs have called for its reconstruction as a suburban minor arterial with a modified alignment to reduce the horizontal curvature and increase safety. Public Works/Traffic Engineering Staff has waived a traffic impact study for this application as the proffer agreement includes left-turn lanes at both entrances and a right-turn lane at the southern entrance. TRAFFIC: Street Name Present Volume Present Capacity West Neck Road 4,000 ADT 1 13,600 ADT 1 (Level of Service C ) 15,000 ADT 1 (Level of Service D ) Generated Traffic Existing Land Use 2 10 ADT Proposed Land Use 3 1,546 ADT 1 Average Daily Trips 2 as defined by 158 acres of agricultural fields & a single family home Page 4

5 3 as defined by 154 single family homes WATER: This site has several existing water meters that may be used or upgraded to accommodate the proposed development. All proposed lots within the subdivision must connect to City water. A hydraulic analysis is required to ensure potential water demand can be met. There is an existing 12-inch City water main along West Neck Road. SEWER: Two homes on this property are currently utilizing a private force main. All proposed lots within the subdivision must connect to City sanitary sewer. Analysis of Pump Station #636 and the sanitary sewer collection system will be required to ensure future flows can be accommodated. There is an existing six-inch and ten-inch City sanitary sewer force main along Nimmo Road and an existing 16-inch City sanitary sewer gravity main along West Neck Road. Water and sanitary sewer service must be verified and improved if necessary so that the new buildings will have adequate water pressure, fire protection and sanitary sewer service. SCHOOLS: School Current Existing Proposed Capacity Enrollment Zoning 1 Zoning 1 Change 2 Princess Anne Elementary Princess Anne Middle 1,467 1, Kellam High 1,826 2, Number of students 2 change represents the difference between the number of potential or actual students generated under the existing zoning and the number generated under the proposed zoning. The number can be positive (additional students) or negative (fewer students). Section 5.B.8 of the Site Plan Ordinance states: No floodplain variance shall be granted by the Council unless it finds that: 1. Such variance will not create or result in unacceptable or prohibited increases in flood heights, additional threats to public safety, extraordinary public expense, nuisances, fraud or victimization of the public. 2. The granting of such variance will not be detrimental to other property in the vicinity. 3. The circumstances giving rise to the variance application are not of a general or recurring nature. 4. Such circumstances arise from the physical character of the property or from the use or development of adjacent property and not from the personal situation of the applicant. 5. The granting of such variance will not be in conflict with any ordinance or regulation of the city. Section 5B.8 (f) provides additional guidance in the evaluation of floodplain variance applications. The Section notes, No variance shall be granted by the Council unless the following performance standards are met: 1. Filling shall be limited to the smallest volume and area possible. 2. Floodplain storage capacity shall be mitigated at a one-to-one ratio of storage capacity created for area filled to ensure no net loss of storage occurs as result of filling. 3. All floodplain mitigation shall be located on the project site and shall be located contiguous to the existing floodplain. 4. The general characteristics and functions of the floodplain shall not be adversely affected. 5. Wetlands protection and buffer area requirements set forth in Section 7 of the Southern Watersheds Management Ordinance (Appendix G) are met or a variance there from is granted. Page 5

6 EVALUATION AND RECOMMENDATION In Staff s opinion, the proposed rezoning is consistent with the recommendations of the Comprehensive Plan, the Transition Area Design Guidelines and the provisions of Section 1804 of the City Zoning Ordinance pertaining to discretionary development applications in AICUZ areas. A small portion of the site is within the db DNL Noise Zone of Sub Area 2 and as such, the MOU Committee reviewed the proposal. The MOU Committee reviews discretionary development applications, such as rezoning requests for residential uses, to ensure that proposals reflect a density no greater than recommended by the Comprehensive Plan and similar to or lower than that of surrounding residential properties and; proposals conform to the applicable provisions of the Comprehensive Plan and its development guidelines in this case, the Transition Area Design Guidelines. These Guidelines address three important components of project design: Natural Resources, Amenity, and Design. Consistent with the Transition Area Guidelines, the site layout exceeds the goal of 50 percent open space as 57 percent of the total site acreage is depicted as open space. The proposed development is well planned with clustered or massed development that limits encroachment into the environmentally sensitive portions of the property. The proposed open space and amenities are in close proximity to all of the lots and approximately 70 percent of the homes either fronting on or backing up to open space. The Comprehensive Plan recommends that residential development have a maximum average density of one dwelling unit per acre. With an overall density proposed of 1.00 units per acre, 153 dwellings on acres, the number of future dwellings is consistent with this guide. Clustering the homes optimizes design opportunities, reduces pressure to encroach onto environmentally sensitive land, minimizes impervious surfaces and results in more open spaces. Due to the clustered design outside of the environmentally sensitive features on the farm, much of the mature wooded areas will be preserved. Pedestrian and bike trails will be integrated throughout the site and along West Neck Road, cognizant of possible future connectivity to adjacent parcels. As recommended by the Guidelines, the stormwater management facilities along West Neck Road will serve as visual, open space amenities as one travels along the road. The West Neck Road (Transition Area) Project (CIP 2-502) refined the Master Transportation Plan by beginning the design effort for an improved roadway between North Landing Road and Indian River Road. The alignment that was presented to the public in 2006 included a parkway section as well as improved curves; however, it had significant impacts on the King Farm (to the north) and the Fountain Property (to the south). Due to priority changes, funding for the project was reduced in FY07 to accommodate interim safety improvements at three locations. The last phase of these interim improvements (adjacent to the King and Fountain properties) was completed in With this proposed rezoning application, the Master Transportation Plan needs, and the 30% design from West Neck Road, Public Works was asked to develop several options to accommodate the competing interests for the ultimate roadway alignment. The submitted layout in Staff s opinion reflects a plan that meets both the needs of the property owner and the roadway improvement needs of the community. It is Staff s finding that the proposal blends well with the area at a density less than the Villages at West Neck; places no detrimental burden on the capacity of roadways and other infrastructure in the Transition Area; is respectful of the semi-rural character along this portion of West Neck Road; facilitates preservation of much of the wooded areas, floodplain and wetlands; and, generally provides an appropriate architectural style for the home designs and signage, all of which are consistent with the Comprehensive Plan, the Transition Area Design Guidelines and the provisions of Section 1804 of the City Zoning Ordinance. Based on this evaluation, Staff recommends approval of the application subject to Page 6

7 the proffers below. The Floodplain Variance request, in Staff s opinion, sufficiently addresses the standards set forth for granting variances for disturbance in the Special Flood Hazard Area. The physical characteristics of the property require some filling in the floodplain to ensure safe vehicle movements during storm events and some grading in the floodplain to ensure safe, even walking/biking surfaces. Also, the presence of jurisdictional wetlands, as defined by the United States Army Corps of Engineers and regulated by State and Federal agencies, requires small portions of the neighborhood roads to encroach into the Special Flood Hazard Area to avoid the wetlands. The subdivision has been designed to keep all residential lots and structures outside of the Special Flood Hazard Area and designate that portion of the floodplain as open space. Disturbance in this portion of the floodplain is minimal as only approximately two percent of the entire Special Flood Hazard Area will be impacted by the development. Finally, the proposed mitigation is sited adjacent to the existing floodplain and the mitigation volume exceeds the amount of fill/disturbance on the site. Based on this, Staff recommends approval of the Floodplain Variance. PROFFERS The following are proffers submitted by the applicant as part of a Conditional Zoning Agreement (CZA). The applicant, consistent with Section 107(h) of the City Zoning Ordinance, has voluntarily submitted these proffers in an attempt to offset identified problems to the extent that the proposed rezoning is acceptable, ( 107(h)(1)). Should this application be approved, the proffers will be recorded at the Circuit Court and serve as conditions restricting the use of the property as proposed with this change of zoning. PROFFER 1: When development takes place upon that portion of the Property which is to be developed, it shall be as a single family residential community of no more than one hundred fifty-three (153) building lots substantially in conformance with the exhibit entitled CONCEPTUAL LAYOUT PLAN OF KING S LANDING WEST NECK ROAD VIRGINIA BEACH, VIRGINIA, dated 04/28/14, prepared by Richard Browner and MSA, P.C., which has been exhibited to the Virginia Beach City Council and is on file with the Virginia Beach Department of Planning ( Land Use Plan ). PROFFER 2: When the Property is subdivided for development, the Grantor shall dedicate to the Grantee approximately seven and one-half (7.5±) acres of West Neck Road right of way along the Property s frontage, substantially as depicted on the Land Use Plan. The Grantor will also construct the multipurpose trail within the dedicated West Neck Road right of way substantially as depicted on the Land Use Plan. PROFFER 3: When the Property is subdivided for development, a one hundred fifty foot (150 ) wide TRANSITION AREA BUFFER EASEMENT shall be dedicated to the Grantee substantially as depicted on the Land Use Plan. When the Property is developed, the Transition Area Buffer shall be improved by the Grantor with ponds, berms and landscaping substantially as depicted on the Land Use Plan. PROFFER 4: When the Property is subdivided for development, approximately acres of active open space, passive forested open space, Transition Area Buffer and ponds as depicted on the Land Use Plan shall Page 7

8 be zoned P-1 Preservation District. All of the Open Space areas including the 150 TRANSITION AREA BUFFER EASEMENT shall be conveyed to and maintained by the Property Owners Association. PROFFER 5: The community entrance and the proposed street sections of the roads within the community shall be constructed and installed substantially in conformance with the plans depicted on the Land Use Plan. When the Property is subdivided, the necessary right-of-way improvements and turn lanes from West Neck Road at the entrances from Wet Neck Road as depicted on the Land Use Plan shall be constructed by the Grantor. PROFFER 6: When the Property is subdivided, the residential building lots shall range in size from 56,000 square feet to 8,000 square feet as depicted and described on the Land Use Plan and they shall be subject to a recorded Declaration of Protective Covenants, Conditions and Restrictions ( Deed Restrictions ) administered by a Property Owners Association, to which membership by all lot owners is mandatory. The Property Owners Association shall be responsible for maintaining the 150 Transition Area Buffer, all open space areas, common areas, trails, easements and entrance features. The Deed Restrictions shall prohibit the operation of motorcycles or all-terrain vehicles ( ATVs ) within the open space areas. All structures, including fences on lots within King s Landing must be approved by the Architectural Review Committee of the Property Owners Association. PROFFER 7: A plan for improvements to the three (3) areas designated on the Land Use Plan as Neighborhood Park, 300 x 300 multipurpose field and 100 x 100 multipurpose field, including tot lot and gazebo, along with a detailed landscaping plan for all open space areas shall be submitted to the Director of the Department of Planning, or his designee, for review and approval prior to subdivision approval. No multipurpose fields, park areas or open space areas shall be lighted for active recreation at night. PROFFER 8: The single family residential lots depicted on the Land Use Plan will be divided into five (5) sections or neighborhoods within King s Landing as identified on the Exhibit entitled Neighborhood Identification Plan of King s Landing dated 9/16/14, prepared by MSA, P.C. which has been exhibited to the Virginia Beach City Council and is on file with the Virginia Beach Department of Planning. PROFFER 9: The dimensional and setback requirements applicable for each identified neighborhood in King s Landing shall be as follows: A. West Neck Park (i) minimum lot width 100 feet (ii) minimum lot area 12,000 square feet (iii) minimum front yard setback 50 feet (iv) minimum side yard setback 10 feet (v) minimum side yard setback adjacent to a street 25 feet (vi) minimum rear yard setback 20 feet (vii) maximum building height 42 feet (viii) maximum lot coverage 35% B. The Meadow View (i) minimum lot width 80 feet Page 8

9 (ii) minimum lot area 10,000 square feet (iii) minimum front yard setback 30 feet (iv) minimum side yard setback 10 feet (v) minimum side yard setback adjacent to a street 20 feet (vi) minimum rear yard setback when adjacent to Open Space 10 feet (vii) minimum rear yard setback when rear property line is contiguous with the side or rear property line of an adjoining building lot 20 feet (viii) maximum building height 42 feet (ix) maximum lot coverage 40% C. The Central Park (i) minimum lot width 80 feet (ii) minimum lot area 9,600 square feet (iii) minimum front yard setback 30 feet (iv) minimum side yard setback 10 feet (v) minimum side yard setback adjacent to a street 20 feet (vi) minimum rear yard setback when adjacent to Open Space 10 feet (vii) minimum rear yard setback when rear property line is contiguous with the side or rear property line of an adjoining building lot 20 feet (viii) maximum building height 42 feet (ix) maximum lot coverage 40% D. The Park Side (i) minimum lot width 80 feet (ii) minimum lot area 8,000 square feet (iii) minimum front yard setback 30 feet (iv) minimum side yard setback 10 feet (v) minimum side yard setback adjacent to a street 20 feet (vi) minimum rear yard setback when adjacent to Open Space 10 feet (vii) minimum rear yard setback when rear property line is contiguous with the side or rear property line of an adjoining building lot 20 feet (viii) maximum building height 42 feet (ix) maximum lot coverage 40% E. The Creek Side (i) minimum lot width 80 feet (ii) minimum lot area 8,600 square feet (iii) minimum front yard setback 30 feet (iv) minimum side yard setback 10 feet (v) minimum side yard setback adjacent to a street 20 feet (vi) minimum rear yard setback 10 feet (vii) maximum building height 42 feet Page 9

10 (viii) maximum lot coverage 40% An accessory structure, approved by the Architectural Review Committee, measuring not more than 150 square feet in size may have a setback of five feet (5 ) from a rear property line and/or a side property line not adjacent to a street. All fences approved by the Architectural Review Committee must be open style (i.e. not solid), no greater than fifty percent (50%) opaque and not greater than five feet (5 ) in height. Open style fences with brick or stone pillars and matching bases no greater than eighteen inches (18 ) in height may be approved. PROFFER 10: All residential dwellings constructed in the West Neck Park and Meadow View Park neighborhoods shall contain no less than 2400 square feet of enclosed living area, excluding garage area, for a one-story dwelling and no less than 2600 square feet of enclosed living area, excluding garage area, for a multistory dwelling. PROFFER 11: All residential dwellings constructed in the Central Park, Park Side and Creek Side neighborhoods shall contain no less than 1800 square feet of enclosed living area, excluding garage area, for a one-story dwelling and no less than 2400 square feet of enclosed living area, excluding garage area, for a multistory dwelling. PROFFER 12: All residential dwellings in King s Landing shall have no less than a two (2) car garage and shall be constructed with exterior surfaces, excluding roofs, windows, doors, soffits, trim and porches, of brick, stone, cement fiber (Hardie Plank), stucco, cedar shake or comparable high quality material. The architectural features and exterior appearance of the dwellings shall be substantially in keeping with the appearance of the homes depicted on the prints labeled TYPICAL EXTERIOR ARCHITECTURAL QUALITY HOMES IN KING S LANDING, dated September 29, 2014 which have been exhibited to the Virginia Beach City Council and are on file with the Virginia Beach Department of Planning ( Architectural Exhibit ). PROFFER 13: Further conditions may be required by the Grantee during detailed Site Plan and/or Subdivision review and administration of applicable City codes by all cognizant City agencies and departments to meet all applicable City code requirements. Any references hereinabove to the PDH-2, R-20 and P-1 Zoning Districts and to the requirements and regulations applicable thereto refer to the Zoning Ordinance and Subdivision Ordinance of the City of Virginia Beach, Virginia, in force as of the date of approval of this Agreement by City Council, which are by this reference incorporated herein. STAFF COMMENTS: The proffers provide a high level of predictability for the public, Staff and elected officials in terms of quality, density, amenities, general improvements, site design and dwelling architecture. The City Attorney s Office has reviewed the proffer agreement dated September 30, 2014, and found it to be legally sufficient and in acceptable legal form. Page 10

11 CONDITIONS OF FLOODPLAIN VARIANCE 1. Unless otherwise required by the Planning Department/Development Services Center, the on-site floodplain mitigation shall be as depicted on the Plan referenced in Proffer #1 above. NOTE: Further conditions may be required during the administration of applicable City Ordinances and Standards. Any site plan submitted with this application may require revision during detailed site plan review to meet all applicable City Codes and Standards. All applicable permits required by the City Code, including those administered by the Department of Planning / Development Services Center and Department of Planning / Permits and Inspections Division, and the issuance of a Certificate of Occupancy, are required before any uses allowed by this Use Permit or Change of Zoning are valid. The applicant is encouraged to contact and work with the Crime Prevention Office within the Police Department for crime prevention techniques and Crime Prevention Through Environmental Design (CPTED) concepts and strategies as they pertain to this site. Page 11

12 AERIAL OF SITE LOCATION Page 12

13 PROPOSED SITE LAYOUT Page 13

14 PROPOSED ENTRY FEATURES Page 14

15 PROPOSED NEIGHBORHOOD IDENTIFICATION KEY Page 15

16 PROPOSED TYPICAL HOME ELEVATIONS Page 16

17 SPECIAL FLOOD HAZARD AREA FLOODPLAIN IMPACTS Page 17

18 ZONING HISTORY # DATE REQUEST ACTION 1 02/12/13 Conditional Use Permit (assembly use) Granted 2 05/24/11 06/08/10 08/24/04 Conditional Use Permit (private sewage treatment facility) Rezoning (Conditional R-10 to AG-1) Rezoning (AG-1 & AG-2 to Conditional R-10) Granted Granted Granted 3 09/14/04 Conditional Use Permit (housing for seniors & disabled) Granted 4 03/04/03 Rezoning (AG-1 & AG-2 to R-30) Conditional Use Permit (Open Space Promotion) Subdivision Variance (road width) Granted Granted 5 05/11/99 Rezoning (AG-2 to PD-H1 & P-1) Granted 6 07/08/97 Conditional Use Permit (outdoor recreational facility golf course) Granted Page 18

19 DISCLOSURE STATEMENT Page 19

20 DISCLOSURE STATEMENT Page 20

21 DISCLOSURE STATEMENT Page 21

22 DISCLOSURE STATEMENT Page 22